Islamabad Price & Investment Guide
Sector-wise plot prices, the real transaction costs, and a straight comparison between Bahria Enclave and DHA Margalla Enclave. Everything a buyer should know before the first payment.
Every sector, every size, one table
15 sectors shown · click a column to sort
| Sector | Development | 5 Marla | 8 Marla | 10 Marla | 1 Kanal | 2 / 4 Kanal | What you should know |
|---|---|---|---|---|---|---|---|
| A | Fully developed & inhabited | — | — | 2.00 – 3.00 Cr | 3.00 – 4.00 Cr | — | Flagship sector. Trafalgar Square, grand mosque, highest commercial footfall. Build immediately, zero development risk. |
| C | Fully developed · commercial heart | — | — | — | 3.35 – 4.85 Cr | 5.50 – 7.50 Cr | The 'heart' of the Enclave — main commercial hub and hospital. Only sector offering 2 & 4 Kanal parcels. |
| E | Developed | — | — | — | 3.20 – 3.40 Cr | — | Sits directly beside Sector A. Note: parts are below road level — budget for filling/piling. |
| L | Developed · limited inventory | — | — | — | 3.00 – 3.50 Cr | — | 1 Kanal only. Prime position, very tight supply — good long-hold asset. |
| B-1 | Fully developed | 1.35 – 1.60 Cr | 1.35 – 2.20 Cr | 1.60 – 2.40 Cr | 2.80 – 3.50 Cr | — | Every size available and fully possession-ready. Some plots below road level — verify levels before you sign. |
| M | Developing | — | — | 1.20 – 1.70 Cr | 2.35 – 2.75 Cr | — | Balanced entry into the 1 Kanal segment without Sector A pricing. |
| G | Near final stage | — | 90 Lac – 1.75 Cr | 1.20 – 1.75 Cr | — | — | Solid, level land and nearly finished — one of the best risk-adjusted picks in the society. |
| J | Developing · high demand | — | 70 Lac – 1.35 Cr | 1.40 – 1.90 Cr | — | — | Strong location demand. The 8 Marla pocket is only partially possession-ready — confirm plot-by-plot. |
| F / F-1 | Developing · elevated | 75 Lac – 1.20 Cr | 90 Lac – 1.55 Cr | 1.30 – 2.20 Cr | 2.20 – 4.00 Cr | — | The most size-flexible sector — 5 Marla right up to 1 Kanal. Elevated, scenic ground; commercial has lagged (rocky terrain). |
| H | Developing | 95 Lac – 1.35 Cr | — | — | — | — | In-demand 5 Marla pocket — prices now above most mid-tier sectors. |
| I | Developing | 65 Lac – 1.00 Cr | 1.10 – 1.30 Cr | — | — | — | Best balance of price against possession-readiness for a first Bahria Enclave plot. |
| K | Non-developed | — | — | 1.15 – 1.50 Cr | — | — | 10 Marla only, priced below finished sectors. Upside tied to Simly Dam Road access. |
| N | Developing · ~60% possession | 45 Lac – 1.22 Cr | 65 Lac – 1.40 Cr | 1.00 – 1.90 Cr | — | — | Widest price spread in the society — about 60% of 5 Marla plots already have possession. |
| P | Early development | 65 – 70 Lac | 70 Lac – 1.00 Cr | 1.05 – 1.25 Cr | — | — | Roughly 25–30% developed. Longer runway before construction is practical. |
| O | Under construction | 22 – 55 Lac | — | — | — | — | Cheapest entry in the whole Enclave. Part of this sector has faced litigation — legal verification is non-negotiable here. |
Asking-price ranges compiled from public market sources, 2026. Bahria Enclave is a fast-moving resale market and sector-level swings routinely outpace the society average — confirm the current rate and the NOC/litigation status for your specific plot before paying anything.
Bahria Enclave vs DHA Margalla Enclave
Minutes apart, and almost opposite as investments. The row that matters most is the last one.
| Bahria Enclave | DHA Margalla Enclave | |
|---|---|---|
| Approval | CDA-approved layout plan, Zone IV (rev. 11 Feb 2021) | CDA & DHA joint venture, Zone 4 |
| Allocation | Open resale market through dealers | Computerised ballot at published prices |
| Entry price | PKR 22 Lac (5 Marla, Sector O) | PKR 1.55 Cr (5 Marla, lump sum) |
| Top of market | PKR 7.50 Cr (2/4 Kanal, Sector C) | PKR 33.6 Cr (266.5 sq.yd commercial) |
| Plot sizes | 5, 8, 10 Marla, 1, 2 and 4 Kanal | 5 Marla, 10 Marla, 1 Kanal only |
| Development | ~80% overall; some sectors 100% complete | Early stage; first possession delivered in 11 months |
| Instalments | Negotiated privately, seller by seller | Official 1, 2 or 3-year quarterly plans |
| Liquidity | High — active daily resale | Moderate — profit paid at official transfer |
| Best for | Building soon, trading, wide budget range | Long hold, legal certainty, overseas buyers |
| Main risk | Sector-level variance; Sector O litigation | Development timeline; no quick flip |
The charges nobody quotes you upfront
Sticker price is not landed cost. Taxes are calculated on DC value, not what you actually paid — which is why two buyers on the same street can face very different bills.
The single cheapest thing you can do: get on the FBR active taxpayer list before you transact. The filer/non-filer gap on advance tax is larger than most negotiations ever achieve.
| Charge | Typical | Note |
|---|---|---|
| Stamp duty | ~3% of DC value | Provincial/ICT charge on the instrument of transfer. |
| Capital Value Tax (CVT) | ~2% of DC value | Levied on the recorded value, not your negotiated price. |
| Advance income tax — buyer | Filer rate materially lower | Section 236K. Being on the FBR active taxpayer list before you transact is worth real money. |
| Advance income tax — seller | Filer rate materially lower | Section 236C, adjustable against the seller's return. |
| Society transfer fee | PKR 77,000 – 1,91,000 | DHA Margalla Enclave, by plot size. Bahria Enclave varies by sector and size. |
| Transfer set & processing | PKR 5,000 + 20,000 | Fixed per plot in DHA Margalla Enclave. |
| Dealer commission | Market standard, disclosed | We tell you the number before we start — never baked into a quoted price. |
Your number, not a range
DHA Margalla Enclave requires 15% within 30 days of allotment. Bahria Enclave resale is usually negotiated.
Taxes estimated on DC value: stamp duty 3%, CVT 2%, advance income tax 3% (filer rate). Non-filers pay materially more. Society transfer, transfer-set and processing fees included. Indicative only — confirm current rates before you transact.
Illustrative value after 5 years at 14% p.a.: —. Past appreciation is not a forecast.
Send this to SaadTen questions worth asking before you buy
Yes. Bahria Enclave holds a CDA-approved layout plan across roughly 12,543 Kanals in Zone IV — originally approved on 29 December 2020 and revised and re-approved on 11 February 2021. That said, approval of the layout is not the same as clean status on every individual plot: a portion of Sector O has historically faced litigation. We verify NOC and litigation status at plot level before any token is paid.
Sector O carries the lowest 5 Marla asking prices (roughly PKR 22–55 Lac), but it is under construction and part of it has faced litigation — so it is the one sector where legal verification matters more than price. For a lower-risk entry, Sector I (5 Marla, around PKR 65 Lac – 1.00 Cr) or Sector N — where about 60% of 5 Marla plots already have possession — are the sensible options.
Sector A is 100% developed and fully inhabited, followed by Sector C and Sector B-1. If you want to break ground this month with zero development risk, you pay the Sector A premium for that certainty. One caution: parts of B-1 and Sector E sit below the surrounding road level and need filling and piling, which is a genuine construction cost you should price in before comparing them against a level sector like G.
Margalla Enclave — officially DHA Margalla Enclave — is a joint venture between DHA Islamabad and the CDA, spanning over 10,000 Kanals in CDA Zone 4 along Main Jinnah Avenue (formerly Kuri Road). Unlike a private society it is allocated by computerised ballot at controlled, published prices rather than open dealer booking. That means less speculation, a slower flip market, and materially stronger legal comfort.
On the official lump-sum schedule: 5 Marla (125 sq.yd) at PKR 1.55 Crore, 10 Marla (250 sq.yd) at PKR 3.00 Crore, and 1 Kanal (500 sq.yd) at PKR 5.60 Crore. Instalment plans over 1, 2 or 3 years carry a premium — the 3-year 5 Marla plan totals roughly PKR 1.81 Crore with about PKR 27.99 Lac down. Commercial plots start at PKR 11 Crore for 133.25 sq.yd. All figures exclude DHA charges and government taxes.
They solve different problems. Bahria Enclave has finished sectors, live amenities, an active resale market and a wide price ladder from 22 Lac to 7.5 Crore — buy here if you want to build soon or trade. Margalla Enclave is CDA–DHA backed with controlled pricing and ballot allocation — buy here for legal certainty and a long hold, not a quick flip. If your horizon is under two years, Bahria Enclave is usually the better fit.
Budget for stamp duty, capital value tax and advance income tax — all calculated on DC value, not your purchase price — plus the society transfer fee, transfer-set fee and processing fee. In DHA Margalla Enclave the transfer fee alone is PKR 77,000 for 5 Marla, PKR 1,77,000 for 10 Marla and PKR 1,91,000 for 1 Kanal. Non-filers pay substantially higher advance tax, so being on the FBR active taxpayer list before you transact is worth real money. Our calculator on this site gives you the full landed cost.
Yes — it is a meaningful part of our business. We handle live video site visits, send society records digitally, arrange transfer through a properly executed power of attorney, and send a written update with photographs every month. Both Bahria Enclave and DHA Margalla Enclave accept overseas buyers in fresh allotment and resale.
A file is a claim on a plot that has not yet been allotted a physical number — highest risk, highest leverage. An allotment or transfer letter means a specific numbered plot is recorded in your name in the society's books. A registry is title recorded with the government revenue department. In Bahria Enclave and Margalla Enclave you are usually buying at the allotment/transfer stage, and we make sure you know precisely which stage you are paying for before you pay.
We work on the standard market commission, disclosed to you before we start — never a hidden margin baked into a quoted price. If we recommend against a deal, we say so and take the loss on that commission. That is the whole basis of the practice.
Still not sure which side of the corridor to buy?
Send us your budget and timeline. You will get a written recommendation with the reasoning — not a sales pitch.